HomeMy WebLinkAboutTRAIL HEAD FILING TWO (FORMERLY TRAIL HEAD TRACTS F & G TOWNHOMES) - FDP - FDP180005 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
March 13, 2018
Ken Merritt
JR Engineering
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: Trail Head Tracts F & G Townhomes, FDP180005, Round Number 1
Please see the following comments from City staff and outside reviewing agencies, for discussion at the review
meeting tomorrow. If you have questions about any comments, you may contact the individual commenter or direct your
questions through the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/12/2018
03/12/2018: Please label which sidewalks, curb/gutter sections, etc. are meant
to be ultimate and reimbursable and which are interim and only meant to remain
until the Vine Drive improvement project.
Response: See Horizontal Control Plan for labels
Comment Number: 2 Comment Originated: 03/12/2018
03/12/2018: The existing asphalt sidewalk is being removed and replaced with
concrete – along the local streets (Wagon Trail and Campfire) it appears that
it’s being replaced with 5-foot wide sidewalk. In these locations, it may be
replaced with the standard 4.5-foot wide sidewalk instead, or we will want to
see a 10’ transition from 5 to the existing 4.5 along the back edge of the walk.
Response: 4.5’ wide walk being used
Comment Number: 3 Comment Originated: 03/12/2018
03/12/2018: Please show all ADA ramps and detectable warnings on the
horizontal control plan, for all public roads including Vine Drive – all public
infrastructure must meet ADA. Please reference specific standard details if
applicable.
Response: Detectable warnings are now shown on all ramps and all lcuass details are provided
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Comment Number: 4 Comment Originated: 03/12/2018
03/12/2018: The crosspans at the intersection of Green Lake and Greenfields
should be 8 feet wide.
Response: Addressed
Comment Number: 5 Comment Originated: 03/12/2018
03/12/2018: The storm line in the sidewalk should be moved to the roadway or
easement - we don't want those manholes in the sidewalk or wheel path.
Response: Storm Pipe realigned in street
Comment Number: 6 Comment Originated: 03/12/2018
03/12/2018: Please see Figure 16-1 for setback distances that will apply to the
waste stations, mail kiosks, and bike racks. Please label these setbacks on the
horizontal control plan and on the site plan as appropriate.
Response: Addressed
Comment Number: 7 Comment Originated: 03/12/2018
03/12/2018: Is there a reason that the illustration of the ramps in the neckdown
don'¿t indicate flares?
Response: Angled flares added for clarity
Comment Number: 8 Comment Originated: 03/12/2018
03/12/2018: Please see pdf redlines for sheets 23-25.
Response: Green Lake Drive Profiles/Grades updated per comments on sheet 23 -24. On sheet 25 Wagon
Trail Road is an existing roadway and this intersection drains towards the cross pan on the south end of the
intersection.
Comment Number: 9 Comment Originated: 03/12/2018
03/12/2018: For the general notes on the utility plan set, we ask that the
numbering be retained ¿ for note 13, you can replace the text with ¿N/A¿
Response: Addressed
Comment Number: 10 Comment Originated: 03/12/2018
03/12/2018: Please label the 9¿ Green Lake Drive and 15¿ Vine Drive utility
easements on the horizontal control plan.
Response: Addressed
Comment Number: 11 Comment Originated: 03/12/2018
03/12/2018: Please label Campfire Drive on the horizontal control plan.
Response: Addressed
Comment Number: 12 Comment Originated: 03/12/2018
03/12/2018: Please label the sight distance easement on the site plan.
Response: Addressed
Comment Number: 13 Comment Originated: 03/13/2018
03/12/2018: Now that we are at Final Plan, I will send information about the
Development Agreement and Development Construction Permit processes ¿
please give me the best contact or have someone contact me for this
information.
Response: Noted
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: GeneralComment Number: 1 Comment Originated: 03/13/2018
From ELCO, regarding a second round of plan review:
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The East Larimer County Water District (District) staff has reviewed material
delivered to the District for the proposed project referenced above, redlined the drawings and
has the following additional comments:
1. Utility Plans:
a. Plan and Profile Drawing of 12-Inch Water Line: A plan and profile drawing is required for the 12-inch water
line. District staff has been in contact with the engineer and anticipates working directly with the engineer on
the review of that drawing(s) before the next submittal.
Response: 12” line profiled on utility plan
b. Water Service Line Sizing: The developer’s engineer is responsible for evaluating and sizing the water
service line diameter to meet all flow requirements including fire suppression system flows (if required).
Response: Noted
c. Redlines: Other redlines were made to the drawings and are ready for pick up at the District office.
Response: Addressed
2. Storm Sewer Plan and Profile Drawings: See redlines with questions on potential water line / storm sewer
conflicts.
Response: Addressed
3. Landscape Plans: See redlines, engineer and landscape designer to coordinate on redline comments.
Meter pits must be shown on next review set of landscape plans. Any written agreements required to
complete water line connections to the property must be completed prior to final approval of the project
construction drawings. Redlined drawings must be returned to the District with next submittal (for
backchecking).
Response: Addressed
From Boxelder Sanitation District (BSD)
Comments:
The District has reviewed this submittal and has the following comments:
Final Plat
1. Provide a final plat after all mark ups are completed
Response: Noted
2. There are 2 sewer easement vacations shown in Green Lake Drive, referenced
Reception No. 20040123495. The vacation documentation needs to be provided to
BSD prior to Final Acceptance.
Response: The easements were established with The Trail Head First Subdivision and will be vacated the
Trail Filing Two Plat. In addition box elder san will be signing plat to approve easements.
Utility Plans
1. Remove Boxelder Signature blocks on all sheets that do not include sewer
construction.
Response: Addressed
2. Sheets 14 and 15 – Label all manhole numbers on the overall sheets so they are
consistent with the plan and profile sheets.
Response: Addressed
3. Sheet 16
a. Connection to existing manholes show connecting to existing 6-inch stubs.
This is not acceptable. The 6-inch stubs were probably intended to be
services and not sewer mains. If connecting to existing manhole it will be
necessary to remove the 6-inch stubs and install 8-inch connections including
modification to the manhole inverts and benches.
Response: See updated utility plans and san sewer profile sheets for updated tie-ins.
b. SS-D plan and profile does not show connection to existing manhole.
Response: Addressed
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c. Show street name on plans.
Response: Addressed
d. Modify Sanitary Sewer Note 3 to reflect above changes.
Response: Addressed
4. Sheet 17
a. Connection to existing manholes show connecting to existing 6-inch stubs.
This is not acceptable. The 6-inch stubs were probably intended to be
services and not sewer mains. If connecting to existing manhole it will be
necessary to remove the 6-inch stubs and install 8-inch connections including
modification to the manhole inverts and benches.
Response: See updated utility plans and san sewer profile sheets for updated tie-ins.
b. Profiles SS-E and SS-F show sewer getting deep to enter the bottom of
existing manhole. Consider using inside drops to minimize sewer depth. BSD
has standard detail for inside drops.
Response: inside drops are being utilized
c. Show street name on plans.
Response: Addressed
d. Modify Sanitary Sewer Note 3 to reflect above changes.
Response: Addressed
5. Sheet 18
a. Connection to existing manholes show connecting to existing 6-inch stubs.
This is not acceptable. The 6-inch stubs were probably intended to be
services and not sewer mains. If connecting to existing manhole it will be
necessary to remove the 6-inch stubs and install 8-inch connections including
modification to the manhole inverts and benches.
Response: See updated utility plans and san sewer profile sheets for updated tie-ins.
b. Show street name on plans.
Response: Addressed
c. Modify Sanitary Sewer Note 3 to reflect above changes.
Response: Addressed
6. Sheet 30
a. Not sure what the drop manhole detail is for and this will change based on the
above comments.
Response: Removed
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/12/2018
03/12/2018: Please provide a drainage easement for the proposed LID systems.
Response: Trail Head Filing Two Tracts E, F and G are all blanket Drainage, Landscaping and Pedestrian
Access Easements.
Comment Number: 3 Comment Originated: 03/12/2018
03/12/2018: Please see redlines and contact me to discuss the proposed LID systems (both rain garden
and ADS StormTech Isolator Rows). I want to ensure that we're on the same page for how these systems
are intended to function before I request additional details.
Response: Additional Detail including an enlargement of the rain garden with a CL profile and notes has
been added on sheet 10 of the utility plans. The isolator row system has been designed in coordination with
ADS and additional information has been added to sheets 39-40 of the utility plans. Feel free to call me if you
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have any questions regarding the LID areas.
Comment Number: 4 Comment Originated: 03/12/2018
03/12/2018: Please include a breakdown of private and public ownership/maintenance for the proposed
stormwater infrastructure.
Response: Note added to overall utility plan regarding public/private storm infrastructure.
Comment Number: 5 Comment Originated: 03/12/2018
03/12/2018: Portions of the storm sewer are currently proposed under sidewalks. We need to discuss
these locations and how they will ultimately be coordinated with other utilities such as electric and gas to
provide the separations required. It may be necessary to locate these storm sewers in the
street.
Response: Storm realigned under green lake drive
Comment Number: 6 Comment Originated: 03/12/2018
03/12/2018: Are the proposed sidewalk chases along Vine needed? It
appears the prevailing grade in this area slopes north and the chases appear to
be accommodating east/west flow.
Response: No chases along vine drive. Labels were never removed from old design
Comment Number: 7 Comment Originated: 03/12/2018
03/12/2018: Please address off-site flows in the drainage report. If there are
none, please state that, and if there are off-site flows, please indicate how these
are routed.
Response: No offsite surface flows. Offsite runoff being conveyed through the proposed storm system is
explained in report.
Comment Number: 8 Comment Originated: 03/13/2018
03/13/2018: Is phasing being considered for this project? Stormwater
certifications are typically required to be completed prior to the issuance of the
first certificate of occupancy for the development. Phasing could break this into
smaller areas for the required certifications. Please contact me if you would like
to discuss the certification process and timing of requirements.
Response: No phasing with this project
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/09/2018
03/09/2018: Please resubmit an Erosion Control Report as the recently
received materials has comments and redlines that needed to be addressed to
meet City Criteria. Please resubmit an Erosion Control Plans as the recently
received materials have comments and redlines that needed to be addressed
to meet City Criteria. Please resubmit an Erosion Control Escrow / Security
Calculation as the recently received materials has comments and redlines, that
needed to be addressed to meet City Criteria and as a result have changed the
Erosion Control Plans and would require a recalculation of the Escrow.
Redlines and Comments should be returned by the City Planner. If you need
clarification concerning the Erosion Control Material Requirements or
Comments presented above please contact myself. Jesse Schlam (970)
224-6015 jschlam@fcgov.com
Response: SWMP report and erosion control plans have been updated.
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Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/07/2018
03/07/2018: DEVELOPMENT AGREEMENT: Natural resources language has
been provided to Engineering for the raptor nest and temporary limits of
development. A nesting survey for the tree with the raptor nest and all other
trees to be removed will need to be provided prior to the issuance of the
Development Construction Permit. The survey must be completed by a qualified
wildlife biologist or ecologist.
Response: NOTED
Comment Number: 2 Comment Originated: 03/07/2018
03/07/2018: TREE MITIGATION (repeat comment from PDP review): It
appears that Tree #6 on the tree mitigation plan also requires mitigation, so the
total mitigation required should be 19. Please update plans accordingly and
show one additional mitigation tree on the landscape plan.
Response: Addressed
Comment Number: 3 Comment Originated: 03/08/2018
03/08/2018: LANDSCAPE PLAN: Please provide detailed plant quantities for
all of the shrubs, perennials and grasses on the plant lists.
Response: Addressed
Comment Number: 4
Comment Originated: 03/08/2018
03/08/2018: LANDSCAPE PLAN: Russian Sage is no longer on the City's
approved plant list. Please remove.
Response: Addressed
Comment Number: 5 Comment Originated: 03/08/2018
03/08/2018: LANDSCAPE PLAN: To provide habitat for birds and pollinators
within this development, please consider including additional native plant
species on the plant lists for the
project(https://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf?1362179
305).
Alternatively, you could add the following note to both of the plant lists:
"Plant species listed on the City of Fort Collins Native Plant List, of the same
size and quality, may be substituted for any of the species listed above."
The Nature in the City program can provide assistance with sourcing native
plants if needed. Please contact me if you would like additional information
about this or other potential Nature in the City partnership opportunities.
Response: Note Added to plant list
Comment Number: 6 Comment Originated: 03/08/2018
03/08/2018: UTILITY PLANS: Please show/label the raptor nest and temporary
limit of development on the following sheets of the Utility Plans: 5, 6, and 7. Note
that no demolition or tree removal may occur within the temporary LOD if the
raptor nest is occupied.
Response: Addressed
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Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 03/13/2018
Continued:
3/13/2018:
Please address.
11/6/2017:
Continued:
Please clarify the origin of the additional notes under the General Landscape
Notes. The most current City of Fort Collins General Landscape Notes should
only include 13 notes
Response: Designer added additional notes.
10/3/2017:
Please use the most current version of the City of Fort Collins General
Landscape Notes (November 2015), which are available through City Forestry
(Molly Roche – mroche@fcgov.com).
Response: Addressed, notes have been updated to most current.
Comment Number: 2 Comment Originated: 03/13/2018
Continued:
3/13/2018:
Please omit the separate symbol used to show replacement trees, as these can
be shown on the proposed landscape plans.
Response: to be discussed
11/6/2017:
Continued:
The requested changes do not appear to have been implemented. The
symbology for tree removal/retention is a bit confusing. In effort to simplify the
symbols for tree removals, please show an ‘X’ through all trees to be removed.
Please omit the separate symbol used to show replacement trees, as these can
be shown on the proposed landscape plans.
Response: Addressed
10/3/2017:
In some instances, it appears as though the symbology for existing deciduous
tree to be removed is inconsistent with the Tree Mitigation Matrix. Please
ensure that symbology reflects what is shown in the Tree Mitigation Matrix (one
example: Tree #6 is shown to REMOVE/REPLACE, but the symbol used is a
bold tree, instead of the faded symbol).
Response: Addressed
Comment Number: 4 Comment Originated: 03/13/2018
Continued:
3/13/2018:
Please address.
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11/6/2017:
Continued:
Not addressed last round.
10/3/2017:
Is the interior street, Green Lake Drive, public or private?
Response: ROW labels added.
Comment Number: 5 Comment Originated: 03/13/2018
Continued:
3/13/2018:
Please include the symbol for stop sign in the legend.
Response: Addressed
11/6/2017:
Continued:
Please include symbols for stop signs and street lights in the legend.
Response: Addressed
10/3/2017:
Please show location of any stop signs and street lights. Identify these fixtures
with a distinct symbol. Space trees if needed as follows.
Stop Signs: 20 feet from sign
Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees
Response: Addressed
Comment Number: 7 Comment Originated: 03/13/2018
Continued:
3/13/2018:
Please address.
11/6/2017:
Continued:
Is the storm sewer line existing or proposed?
Response: It is both existing and proposed as shown on the plans and in the legend.
10/3/2017:
Please include locations of any water or sewer lines on the landscape plan.
Please adjust street tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Response: Addressed
Comment Number: 14 Comment Originated: 03/13/2018
3/13/2018:
The existing Green Ash should be removed during this development
opportunity. Since they are less than 11” in diameter, the City of Fort Collins
Forestry Division will not treat these trees for the invasive pest, Emerald Ash
Borer. Now would be a great opportunity to remove these trees (#45, #73) and
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replace them with another species, such as Catalpa, Hackberry, or Linden.
Response: These trees are not on the property.
Comment Number: 15 Comment Originated: 03/13/2018
3/13/2018:
Species Selection
Please consider the following revisions to the Plant List to increase species
diversity.
- Please decrease the number of Chinkapin Oak on the project and
incorporate Texas Red Oak, Shumard Oak, and Bur Oak as substitutions.
Response: Addressed
- City of Fort Collins Forestry Division is reaching the maximum percentage of
Honeylocust in Fort Collins’ urban forest. During the development review
process, we see it as an opportune time to educate landscape architects to use
fewer Honeylocust on plan proposals. On this project, there are 17 Honeylocust
proposed out of 112 canopy shade trees. Please significantly decrease the
number of Honeylocust and incorporate additional Hackberry, Linden, and
Catalpa.
Response: Addressed
- Forestry suggests incorporating additional Catalpa in place of some
Kentucky Coffeetree on the plans.
Response: Addressed
- Where is the developer planning on receiving Princeton Sentry Ginkgo? It
might be a challenge to locate 16 Ginkgo in available nursery stock.
Response: They are grown at Little Valley Nursery.
Department: Light And Power
Contact: Clint Reetz, 970-221-6326, creetz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/13/2018
03/13/2018: Light and Power currently provides both single and three phase
power to surrounding developments. Electric facilities can be extended to serve
this development.
Response: Noted
Comment Number: 2 Comment Originated: 03/13/2018
03/13/2018: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
Response: Noted
Comment Number: 3 Comment Originated: 03/13/2018
03/13/2018: As your project begins to move forward please contact Light and
Power Engineering to coordinate the streetlight, transformer and electric meter
locations, please show the locations on the utility plans. Transformers shall be
within 10' of a paved surface with 8' minimum clearance from the front and 3'
around the back and sides of the unit.
Response: Noted
Comment Number: 4 Comment Originated: 03/13/2018
Multi family buildings are treated as commercial services; therefore a C 1 form
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must be filled out and submitted to Light and Power Engineering. Transformer
and cable sizing will use the information on this form. C 1 forms can be found at:
http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf
Response: Noted
Department: PFA
Contact: Andrew Rosen, , arosen@fcgov.com
Topic: General
Comment Number: Comment Originated: 03/13/2018
PRIVATE DRIVE TURN RADII
Several of the Private Drive turns are noted with an outer turn radius of 43.58ft.
These are required to be a 50ft outer turn radius with a 25ft inner radius unless
shown to be compliant with an approved Autoturn exhibit.
Comment Number: Comment Originated: 03/13/2018
ADDRESSING/WAYFINDING
This FDP cannot be approved without a comprehensive addressing and
wayfinding plan for this whole project.
Response: Noted
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 8 Comment Originated: 03/12/2018
03/12/2018: Please change the title on all sheets to match the other plan sets.
See redlines.
Response: Addressed
Comment Number: 9 Comment Originated: 03/12/2018
03/12/2018: There are line over text issues. See redlines.
Response: Addressed
Comment Number: 10 Comment Originated: 03/12/2018
03/12/2018: There are cut off text issues. See redlines.
Response: Addressed
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 03/12/2018
03/12/2018: There are sheet numbering & title issues with the index on sheet 1.
See redlines.
Response: Addressed
Comment Number: 12 Comment Originated: 03/12/2018
03/12/2018: There are line over text issues. See redlines.
Response: Addressed
Comment Number: 13 Comment Originated: 03/12/2018
03/12/2018: There are matchline issues. See redlines.
Response: Addressed
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Comment Number: 14 Comment Originated: 03/12/2018
03/12/2018: The title on sheet 10 does not match the other sheets. See
redlines.
Response: Addressed
Comment Number: 15 Comment Originated: 03/12/2018
03/12/2018: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Response: Addressed
Comment Number: 16 Comment Originated: 03/12/2018
03/12/2018: There are problems with the border on sheet 34. See redlines.
Response: Addressed
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 03/09/2018
03/09/2018: Please change the title on all sheets to match the other plan sets.
See redlines.
Response: Addressed
Comment Number: 5 Comment Originated: 03/09/2018
03/09/2018: There are line over text issues. See redlines.
Response: Addressed
Comment Number: 6 Comment Originated: 03/09/2018
03/09/2018: There are text over text issues. See redlines.
Response: Addressed
Comment Number: 7 Comment Originated: 03/09/2018
03/09/2018: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Response: Addressed
Topic: Plat
Comment Number: 1 Comment Originated: 03/09/2018
03/09/2018: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections
were not made. Please provide any responses on redlined sheets and/or in response letter.
Response: The easements established with The Trail Head First Subdivision will be vacated by the Trail
Filing Two Plat. In addition boxelder san will be signing plat to approve easements.
Topic: Site Plan
Comment Number: 2 Comment Originated: 03/09/2018
03/09/2018: Please revise the sub-title to match the revised Subdivision Plat.
The sub-title on the Subdivision Plat will be changing again.
Response: Addressed
Comment Number: 3 Comment Originated: 03/09/2018
03/09/2018: Please revise the legal description to match the corrected legal
description on the Subdivision Plat.
Response: Addressed